How can I get funding to buy property and start a coffee shop?

[Joel Florian]

I want to borrow about $450k for a business that should cash flow about $30k/m. I just moved to a home near a busy street. A piece of commercial property is listed for $500,000 which seems perfect for a drive-through coffee shop. Coffee shop and equipment would cost $150k. I could pull the downpayment from my HELOC but am having trouble borrowing from my credit union since my W2 income is inconsistent and my wife is not currently working (studying for her RE agent's license).

I've thought about asking the seller's agent if the seller would consider a lease with option to buy.  Or perhaps I could try a portable coffee cart across the street -- if the gas station would allow us to park there.  

Are there any lenders who would lend on a startup business secured by the property?   Any advice on how to proceed?   Our family been dreaming about running a family coffee shop for several years but the reality of expenses seems a bit intimidating.   

I wish there were a way to try it and only risk $100k.